531 42nd St · Lubbock, TX 79404

$99,900

4 bd · 2.0 ba · 1,488 sqft · MultiFamily public records · 147 Days on market

Built 1954 6,625 sqft lot

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex for sale! Beats the 1% rule! Previously leased for $1150 a month, and Recently remodeled and ready for a new owner. This duplex has had interior and exterior touch ups, and tons of interior work to get these ready for rent or home owner. Each unit was previously rented at $600 and $550 a month. Located close to highway for easy access!

Key facts

• Recently remodeled
• Close to highway
• 6,625 sq ft lot

Tags

• RECENTLY REMODELED
• TONS OF INTERIOR WORK
• CLOSE TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive. Per door: $283/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#37 in TX, #1,749 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Lubbock ISD (urban): math 36% / reading 39% proficiency, ranked #481 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,219 units permitted in Lubbock County in 2024 (252 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.2% local appreciation)).
• Lubbock County population projected at +39% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.29%
• DSCR: 2.08
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.76×
• Total profit: $49,325
• Equity at exit: $46,181

10-year hold

• IRR: 31.0%
• Equity multiple: 5.42×
• Total profit: $123,664
• Equity at exit: $72,168

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79404

• Home prices YoY: 2.0%
• Active inventory: 91
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$524
• Tax from tax record: −$151 /mo · $1,815/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $566

Break-even live

Break-even rent $907

Max offer price $99,900

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,624
Total (2 units)			$1,624

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 42nd St Apt A Lubbock, TX	3.0	1.0	1092	$895	$0.82	13d	1	0.06mi
531 44th St Lubbock, TX	3.0	2.0	1300	$1,090	$0.84	13d	1	0.14mi
529 45th St Unit A Lubbock, TX	3.0	1.0	1100	$875	$0.80	13d	1	0.21mi
519 45th St Unit A Lubbock, TX	3.0	1.0	1100	$850	$0.77	13d	1	0.22mi
520 46th St Unit A Lubbock, TX	3.0	1.0	1200	$850	$0.71	13d	1	0.25mi
419 38th St Lubbock, TX	3.0	1.0	1206	$950	$0.79	44d	1	0.30mi
220 44th St Unit A Lubbock, TX	3.0	2.0	980	$910	$0.93	13d	1	0.32mi
4606 Avenue C Unit C Lubbock, TX	3.0	2.0	1142	$999	$0.87	13d	1	0.35mi
812 48th St Lubbock, TX	3.0	1.0	1282	$1,250	$0.98	21d	1	0.36mi
1312 40th St Lubbock, TX	3.0	1.0	940	$795	$0.85	21d	1	0.44mi
313 52nd St Lubbock, TX	4.0	1.0	1044	$975	$0.93	21d	1	0.69mi
505 E 37th St Lubbock, TX	3.0	1.0	960	$1,125	$1.17	13d	1	0.77mi
1712 42nd St Unit B Lubbock, TX	3.0	1.0	899	$695	$0.77	21d	1	0.81mi
1718 43rd St Lubbock, TX	4.0	2.0	1870	$1,075	$0.57	21d	1	0.82mi
5512 Avenue G Unit G Lubbock, TX	3.0	1.0	1117	$1,000	$0.90	44d	1	0.87mi
1920 44th St Lubbock, TX	4.0	2.0	1391	$795	$0.57	21d	1	0.95mi
1920 45th St Lubbock, TX	3.0	1.0	1200	$1,200	$1.00	21d	1	0.96mi
5614 Avenue A Unit A Lubbock, TX	3.0	1.0	1129	$695	$0.62	21d	1	1.01mi
2108 38th St Lubbock, TX	3.0	2.0	1124	$900	$0.80	44d	1	1.16mi
1517 25th St Lubbock, TX	3.0	2.0	1514	$1,095	$0.72	21d	1	1.19mi
2603 Elm Ave Lubbock, TX	3.0	2.0	1214	$1,175	$0.97	44d	1	1.23mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$925	$0.66	44d	1	1.24mi
2106 32nd St Lubbock, TX	3.0	1.0	1398	$695	$0.50	21d	1	1.24mi
1307 61st St Lubbock, TX	3.0	1.0	1073	$1,150	$1.07	13d	1	1.30mi
2211 33rd St Unit A Lubbock, TX	3.0	1.5	1293	$1,200	$0.93	44d	1	1.34mi
2215 36th St Lubbock, TX	3.0	2.0	1578	$1,450	$0.92	44d	1	1.35mi
1920 27th St Unit 1 Lubbock, TX	3.0	3.0	1366	$1,500	$1.10	44d	1	1.35mi
2217 36th St Lubbock, TX	3.0	1.0	1284	$1,109	$0.86	13d	1	1.36mi
1915 26th St Lubbock, TX	3.0	1.0	1221	$1,100	$0.90	44d	1	1.36mi
2015 Avenue L Unit B Lubbock, TX	3.0	2.0	980	$960	$0.98	13d	1	1.40mi
1716 24th St Lubbock, TX	4.0	2.0	1742	$1,850	$1.06	44d	1	1.42mi
2316 47th St Lubbock, TX	3.0	2.0	1285	$1,400	$1.09	21d	1	1.45mi
1904 24th St Lubbock, TX	3.0	1.0	1172	$1,100	$0.94	44d	1	1.46mi
2201 28th St Lubbock, TX	3.0	1.0	1246	$995	$0.80	21d	1	1.47mi
2315 48th St Lubbock, TX	3.0	1.0	1014	$1,350	$1.33	21d	1	1.48mi
1601 21st St Unit a Lubbock, TX	3.0	2.0	980	$925	$0.94	13d	1	1.48mi
2403 38th St Lubbock, TX	3.0	1.5	1786	$1,700	$0.95	44d	1	1.50mi
6130 Avenue P Lubbock, TX	4.0	2.0	1387	$1,100	$0.79	44d	1	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 147 DOM
2. 2026-06-17
   days on market $99,900 Active 146 DOM
3. 2026-06-16
   days on market $99,900 Active 145 DOM
4. 2026-06-15
   days on market $99,900 Active 144 DOM
5. 2026-06-14
   days on market $99,900 Active 142 DOM
6. 2026-06-13
   days on market $99,900 Active 141 DOM
7. 2026-06-10
   days on market $99,900 Active 139 DOM
8. 2026-06-09
   days on market $99,900 Active 138 DOM
9. 2026-06-08
   days on market $99,900 Active 137 DOM
10. 2026-06-07
    days on market $99,900 Active 136 DOM
11. 2026-06-05
    days on market $99,900 Active 133 DOM
12. 2026-06-03
    days on market $99,900 Active 132 DOM
13. 2026-06-02
    days on market $99,900 Active 131 DOM
14. 2026-06-01
    days on market $99,900 Active 130 DOM
15. 2026-05-31
    days on market $99,900 Active 129 DOM
16. 2026-05-30
    days on market $99,900 Active 128 DOM
17. 2026-05-15
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Duplex for sale! Beats the 1% rule! Previously leased for $1150 a month, and Recently remodeled and ready for a new owner. This duplex has had interior and exterior touch ups, and tons of interior work to get these ready for rent or home owner. Each unit was previously rented at $600 and $550 a month. Located close to highway for easy access!

18. 2026-01-14
    listed $99,900 Active 344-char remark

    Show marketing remark (344 chars)

    Duplex for sale! Beats the 1% rule! Previously leased for $1150 a month, and Recently remodeled and ready for a new owner. This duplex has had interior and exterior touch ups, and tons of interior work to get these ready for rent or home owner. Each unit was previously rented at $600 and $550 a month. Located close to highway for easy access!

19. 2024-08-13
    price $109,900
20. 2023-12-07
    historical $750
21. 2023-12-07
    listed $750
22. 2023-10-11
    soldstatus Closed
23. 2023-08-24
    status Pending
24. 2023-07-05
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,815 · $151/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$14/yr (+$1/mo · 0.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,488
• − Mortgage interest: −$5,596
• − Property taxes: −$1,815
• − Insurance: −$500
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$2,906
• Taxable income: $5,554
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $5,462/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lubbock ISD
• NCES district ID: 4828500
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $39,820
• Composite: 31.44/100
• National rank: #5984
• State rank: #481 of 826 in TX

Livability — Lubbock

• Score: 80/100
• State rank: #37
• US rank: #1749

Category grades

Amenities A Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lubbock, TX
• County: Lubbock County · 293,542 people
• City population: 283,030
• Metro: Lubbock, TX
• Population (ZIP): 8,529
• Household income: $51,630
• Rent vs Own: 31.0% rent · 69.0% own
• Severe rent burden: 366.0

Population outlook (Lubbock County) Hauer SSP2

• Today (2025): 345,960 people
• By 2030: 371,449 · +7.4%
• By 2040: 424,539 · +22.7%
• By 2050: 481,150 · +39.1%
• By 2075: 633,467 · +83.1%
• By 2100: 746,853 · +115.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 55% Black 22% White 20% Two or more races 17% Native American 2%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Romanian 1% Lithuanian 0%
• Foreign-born: 5% · Canada
• Languages at home: 64% English-only · Spanish 36%

Political lean MEDSL · Lubbock

• 2024 margin: Solid R (+39.5) · D 29.7% · R 69.2% · Other 1.0%
• 2008→2024 swing: -2.8pp toward R · 2008: -36.7pp · 2024: -39.5pp
• All cycles: 2024: R+39.5 2020: R+32.2 2016: R+38.4 2012: R+40.9 2008: R+36.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.22%
• Current HPI: 163.854
• Rent YoY: —
• Metro: Lubbock, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+5.2% since first listed

8 events — show timeline

• 2026-05-15 Pending — LARMLS
• 2026-01-14 Listed $99,900 LARMLS
• 2024-08-13 Price Changed $109,900 LARMLS
• 2023-12-07 Rental Removed $750 APPFOLIO
• 2023-12-07 Listed for Rent $750 APPFOLIO
• 2023-10-11 Sold (MLS) — LARMLS
• 2023-08-24 Pending — LARMLS
• 2023-07-05 Listed $95,000 LARMLS

Property tax history

+8.1%/yr

Latest (2025): $1,815 · +2.7% YoY. Source: county tax records.